Can your site be used to find a Conveyancing solicitor in Herne Hill even if I’m not purchasing or selling a house, for example where I intend to acquire an office in Herne Hill with a loan from TSB?
Our comparison service is mainly utilised to help choose domestic conveyancing solicitors in Herne Hill but we have recorded at the bottom of this page a selection of Herne Hill commercial conveyancing firms. You will need to speak with the solicitors directly to see if they are also authorised to represent TSB
My husband and I are purchasing a 1 bedroom apartment in Herne Hill with a homeloan from TSB.We would like to retain our Herne Hill conveyancing solicitor but TSB informed us his firm is not listed on their "panel". we are left little option but to use a TSB panel solicitor or retain our high street solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The loan issued to you is subject to its various provisions, a common one being that solicitors will be on the TSB solicitor panel. in the past, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for TSB
My solicitor has informed me that breach of easement insurance is necessary on my purchase. What is the level of cover for Herne Hill conveyancing?
The appropriate level of breach of easement indemnity insurance should be dictated by who who your lender is. It would differ for example between Yorkshire Building Society and Coventry Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
I am the only beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Herne Hill. Conveyancing formalities meant that the Land Registry date was in April. I want to move. I understand that there is a CML six month 'rule', which means that my property ownership may be treated the same way as though I had purchased the property in April. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. Most mortgage companies would take a practical view as this requirement principally exists to identify subsales or the wholesaling and assigning of properties.
I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Herne Hill bank branch on various occasions and was advised it wasn't an issue and they will lend. My Herne Hill conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. I have no idea who is right.
Provided that the lawyer is on the bank approved list, she or he must comply with the CML Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
My colleague suggested that where I am buying in Herne Hill I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes quoted for as part of the standard Herne Hill conveyancing searches. It is not a small report of more than thirty pages, listing and setting out significant information about Herne Hill around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful information concerning Herne Hill.
I have been on the look out for a flat up to £245,000 and found one close by in Herne Hill I like with amenity areas and railway links in the vicinity, however it only has 52 years unexpired on the lease. I can't really find anything else in Herne Hill in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a mortgage that many years will likely be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.
Taking into account that I will soon spend 450k on a garden flat in Herne Hill I would like to have a conversation with the conveyancer concerning thetransaction before instructing the firm. Can this be arranged?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer who will be doing your conveyancing in Herne Hill.There is no ‘factory style conveyancing’ - each client is an important individual, not a matter reference. The law firms that we put you in touch with believe that the fees you are quoted for residential conveyancing in Herne Hill should be the figure that you are charged.